Westbourne · Westminster · Queen's Park and Maida Vale constituency · 51.52200, -0.19212

W2 5SS— Westbourne, Westminster

Location and area intelligence for W2 5SS, Westbourne, Westminster

High-connectivity investment target

 

Schools 100%Safety 67/100Transport 50/100Yield 3.85%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
67
Safety
67
Schools
95
Transport
50
Environment
72
Investment
60

The bottom line

W2 5SS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W2 5SS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-14.0% vs London avg
vs London crime+68.0% vs London avg

Deep-dive guides for W2 5SS

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How W2 5SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Ark Atwood Primary Academy

Outstanding · Inspected Jun 2024 · 2 min walk

KS2: 107.7

★★

Secondary

Westminster Academy

Good · Inspected Oct 2023 · 2 min walk

P8: -0.04A8: 47.8

100% of local schools rated Good or Outstanding · based on 26 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Mary Paterson Nursery School

Not inspected · 12 min walk

9 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

109.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 1266.7%

-75% vs borough

Crime by type

Other27%
Violence & sexual offences23%
Anti-social behaviour19%
Burglary10%
Vehicle crime8%
Robbery6%
Drug offences4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

9

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Paddington Fire Station · 649m

Crime is +68% above London average

Property

Prices, sales volume and market trends

Avg floor area54.1 m²

EPC breakdown

B
1%
C
29%
D
15%
E
2%

Based on 47 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£135,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £805
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2015 · CAGR

+4.4%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.6%

per year

Acceleration

-41.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£75k£75k+0%1
Post-dot-com plateau2002–2003£142k£160k+12.7%2.5
Pre-crash peak2006–2007£120k£149k+24%1.5
GFC & correction2009–2011£180k£190k+5.6%1
Help-to-Buy recovery2013–2015£213k£150k-29.6%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.5% alpha

Flat/maisonette-8.5% α
Local
0.9%
District
9.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Royal Oak Underground StationHammersmith & City line
4.8 min walk
Kilburn High Road

Nearby stations

Royal Oak Underground StationHammersmith & City · Circle
5 min walk
Warwick Avenue Underground StationBakerloo
7 min walk
Westbourne Park Underground StationCircle · Hammersmith & City
8 min walk
Maida Vale Underground StationBakerloo
12 min walk
Paddington (H&C Line)-UndergroundCircle · Hammersmith & City
13 min walk
No bus stops within 400m

61

Walkability score

131

Footpaths (500m)

14

Santander docks (800m)

0.0 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria ★40 min
Waterloo41 min ↑
Canary Wharf51 min ↑
City45 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

26

Car parks (800m)

23

EV chargers (800m)

Nearest car park167m
Santander docks (800m)14
Nearest cycle dock0.0 km

Nearby car parks

🅿️
Paddington Station Car Park· yes
761m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 14.0 µg/m³ · PM2.5: 7.0 µg/m³
Better than 96% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.8 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Hampstead Heath Woods SSSI — 5.5 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE PEMBRIDGE VILLAS SURGERY

45A PEMBRIDGE VILLAS, W11 3EP

13 min walk

87%

Recommend GP

87%

Overall GP experience

1

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospitalSt Mary's Hospital · 1.3 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

56

Restaurants (800m)

28

Cafes (800m)

0

Pubs (400m)

6

Pharmacies (800m)

6

Gyms (1km)

23

Sports (1km)

10

Convenience

No pubs within 400m — nearest: The Waterway (309 m)

Nearest supermarketWestbourne Nogs Grocery · 436 m
11 tennis courts6 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

3

Libraries (1km)

0

Cinemas (2km)

581m

Post office

Nearby shops

Quality Wines82 m
Costcutter Express107 m
Latenight119 m
Al Wadi Food120 m

Nearby cafes

It's Good85 m
English Tea House124 m
W2 Caribbean Cafe and Roti Shop154 m
Vale Cafe159 m

Nearby restaurants

Farmhouse Pizza109 m
Chicken Valley114 m
Tannourine125 m
Little Venice Fish Bar146 m

Nearby pubs

The Waterway309 m
The Westbourne342 m
The Hero354 m
The Cow390 m

Nearby gyms

Academy Sport193 m
Harbour Club Notting Hill216 m
Little Venice Pilates & Physiotherapy428 m
Burn LDN447 m

Nearby pharmacies

Benson Pharmacy113 m
Sumer Pharmacy152 m
Pitchkins & Currans514 m
Bayswater Pharmacy622 m

Nearby health

Health At The Stowe187 m
Shirland Dental Practice534 m
The Elgin Clinic545 m
Shirland Dental Practise618 m
Food hygiene (5-star)50% of 175

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

E

High street health

Investment

Investment grade, yield and market outlook

60

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
3.9% (average)London avg: 3.8%Above average yield
Gentrification score29/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

42.8

Price growth score

D
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score8/100
Bakerloo Extension route7,015m
Crossrail 2 route3,875m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,834 nationally

1,878

Est. population

26,751/km²

42%

Employed

37%

Degree educated

£36,100

Median income

6.4%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

35

Community stability

Age profile

24%
26%
18%
18%
14%
Under 1824%
18–3426%
35–4918%
50–6418%
65+14%

Tenure

20%
67%
Own outright7%
Own (mortgage)5%
Private rent20%
Social rent67%
Shared ownership1%
Rent free0%

Ethnicity

20%
23%
15%
13%
23%
White British20%
White Other23%
Asian15%
Black13%
Mixed6%
Other23%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine20%
No car household69%
Unemployed6%
No qualifications27%

Housing tenure (Census 2021)

Social rent67%
Private rent20%

vs. London

Income vs London-14.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
34
Live planning apps (800m)
35
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
63
Planning apps (3 years)
36
Local approval rate
76%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
120
Largest scheme
235 homes · CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD
Pipeline pressure
NONE

Named schemes (500m)

CARLTON GATE (PHASE 3), CARLTON GATE (PHASE 3), HARROW ROAD, W9 3TD235 homes
completed
EATON PLAZA, EATON PLAZA, ADMIRAL WALK, HARROW ROAD, W9145 homes
completed
300, Harrow Road, W2 5HG112 homes
completed
POLESWORTH HOUSE, POLESWORTH HOUSE, ALFRED ROAD, W2110 homes
completed
Amberley Road Centre, Amberley Road Centre, Amberley Road, W9 2JJ47 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
33%
Election year
2026
MP
Georgia Gould (Labour)
MP majority
14,913
Constituency
Queen's Park and Maida Vale

Councillors

Adam HugLabour
David BoothroydLabour
Angela PiddockLabour

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Key facts for W2 5SS

Full postcodeW2 5SS
Postcode districtW2
BoroughLondon Borough of Westminster
WardWestbourne
Latitude51.521996
Longitude-0.192122
Parliamentary constituencyQueen's Park and Maida Vale
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey